If you buy a high cash flow property in Cleveland, over 5-10 years you will most likely break even on the cash flow or just be treading water.

Quote from @Natalie Allie: If you are still considering the Land Bank in Detroit listings, just be careful to check with the city on whether or not the water needs to be reconnected.

Fridge filter is like a lightbulb it is a consumable that they can get or not get, makes the water better or I suppose the fridge smell less but it is not essential.   

If the mold is caused by a leaking pipe or water getting in from outside, then you should hire a contractor to stop that intrusion immediately, then dry out the home and remediate the mold at your expense.I also recommend reading and sharing the EPA Mold Guide.

.- increase in vacancy to 30%, 40%, 50% (this could be a combination of bad luck: one unit water damaged, one unit tenant trashed, and you have to evict two more - on a 10 unit portfolio that would be tough, even though only temporary)- lower rents (for whatever reason, what happens if rents go down 10% or 20%?)

I assume it has sewer/septic, water and electric and they 2 tiny homes are plumbed/wired?

If you have a 6 bedroom in an area that does not have a university (students looking for shared space) or is in a family friendly place it may sit vacant longer between tenants.For Capex, try not to use a generic number - look at the roof, furnace, hot water tank, kitchen - when will each need to be done and what will it cost?

Its extremely important when running tighter margins like what you're talking about to focus on age of HVAC, water heater, appliances, roof, etc.

In addition, I will also be paying much closer attention to water flow patterns and signs of erosion around our next investment!  

Still, if you’ve got someone on the ground who truly knows how to navigate these waters, it’s like being handed a map with all the back roads highlighted.